If you’re like most homeowners, you’ve probably checked your Zestimate on Zillow, maybe more than once. Sometimes it’s surprisingly high, and other times it feels way off. Either way, many sellers are left wondering: Can I trust this number? In this post, I’ll walk you through what a Zestimate really is, why it’s often inaccurate, and how relying on it without context could cost you time, money, and missed opportunities, especially here in Shawnee and Central Oklahoma.

And if you're more of a video person, you can watch the full explanation below. 

What Is a Zestimate, Really?

A Zestimate is Zillow’s algorithm-generated estimate of your home’s value. It’s based on public data. Things like:

• Your county assessor’s records
• Recent sales from the MLS (still just numbers on a screen)

While the MLS includes more detail than tax records, the data is still limited. Zillow doesn’t know what your home actually looks like. It doesn’t know that you remodeled the kitchen, finished the garage, or replaced the roof. It doesn’t know that you back up to a greenbelt instead of a neighbor’s barking dogs and a collapsing above-ground pool. It also doesn’t know how your home feels, and that’s something no algorithm can replicate.

Why Zestimates Are Often Off in Shawnee

Zillow’s algorithm works best in places with uniform neighborhoods: homes built around the same time, with similar layouts and finishes. We do have a few of those in Shawnee, but most of our market is far more diverse. You might see a 1950s ranch next to a fully renovated craftsman, or a 3-bed home across from a rental with a completely different layout and condition. That variability throws off computer models, and that’s before we even get to the human side of things.

The Risk of Trusting an Estimate Over the Market

Right now, one of the biggest patterns I see in our market is a lag in perception. Sellers — and sometimes even their agents — are still expecting the fast-paced activity we saw months ago. But markets shift. Momentum changes. To borrow from Wayne Gretzky: “Skate to where the puck is going, not where it has been.” When sellers rely on an inflated Zestimate or choose a listing price based on wishful thinking, their home can sit on the market. The result? Price reductions. Fewer showings. Ultimately, a lower offer than what they could’ve gotten if the home had been priced correctly to begin with.

What Real Pricing Looks Like

Accurate pricing isn’t about guessing or cherry-picking. It’s about data and context. Here’s what that process should actually involve:

• Reviewing relevant, recent sales, not just anything nearby
• Comparing your home to what’s actively on the market right now
• Factoring in condition, layout, upgrades, and curb appeal
• Studying buyer behavior in real time, not last season

One of the most important — and often overlooked — parts of pricing is understanding the competition. Not just what sold 6 months ago, but what buyers are touring this weekend. That’s your benchmark.

Presentation Matters

By the time your home goes live online, buyers have already seen the competition. They’re comparison-shopping, and they’re making fast decisions. Yet many listings still go live with dark photos, no video, and no floor plan. Yes, some of those homes may still sell. But the question is: did they attract the widest audience? Did they get the strongest possible offer? Today’s buyers expect more, and so should you.

So… Should You Trust Your Zestimate?

It’s a place to start. It’s fine for curiosity or tracking general trends. But it’s not a pricing strategy. If you're thinking about selling, what you really need is an honest, data-driven look at how your home fits into the current market. That includes buyer behavior, active competition, and how your home stacks up in the eyes of real people — not just an algorithm.

Thinking of Selling?

Free Download: How to Increase Your Zestimate (the Right Way)

If you’ve made it this far, you’re probably the kind of homeowner who wants to do things the right way. That’s who I love working with. I’ve put together a free guide called “How to Increase Your Zestimate to Help Your Home Sell Fast.” It walks you through how Zillow pulls data, why your estimate may be off, and how to log in and make corrections that better reflect the reality of your home.

Download the Free Guide!

Final Thoughts

Whether you’re planning to sell next month or just exploring options for the next chapter, the decisions you make now matter. And they deserve better than guesswork. If you’d like a local market value assessment tailored to your home — using MLS data and real-time buyer activity — I’d be glad to help. No pressure. No obligation. Just the clarity you need to make informed decisions. Because in a market like ours, the smartest sellers aren’t the ones chasing estimates. They’re the ones using real data to get real results.